The Clayton
Overview & Key Facts
The Clayton is a ten-unit boutique condominium on Ewe Boon Road in District 10 — one of the smallest, most private residential buildings in Singapore’s premium Stevens–Goodwood corridor. Completed in January 1998 by Manston Land Pte Ltd, the development is defined by a single-unit-per-floor arrangement, with each residence served by a dedicated private lift lobby. In a segment where boutique condominiums frequently cluster four to eight units per floor, The Clayton’s floor-exclusive layout is genuinely unusual and commands a corresponding premium in privacy.
With 29 rental transactions on record averaging S$5,663 per month (median S$6,000), the rental demand at The Clayton is robust for a ten-unit property — these figures reflect the consistently high expatriate and professional demand for quiet, spacious CCR boutiques within easy reach of Stevens MRT and the Orchard Road corridor. The development sits 490 metres from Stevens MRT (Downtown/Thomson-East Coast Lines), placing the CBD at roughly 15 minutes by rail, and lies within one of Singapore’s most sought-after school-catchment corridors: Anglo-Chinese School (Primary) at 0.68 km, Singapore Chinese Girls’ Primary at 0.76 km, and Saint Joseph’s Institution at 1.07 km.
The ShiokNest composite score of 65/100 captures the inherent tension at The Clayton: genuinely exceptional neighbourhood credentials (9.0/10), strong MRT access for a quiet CCR residential street (9.0/10), and reasonable value relative to neighbouring freehold stock (7.0/10) are offset by the already-compromised lease position (5.5/10) and baseline boutique facilities (6.0/10). For buyers who can absorb the lease constraints — typically cash-heavy purchasers or those with limited CPF dependency — The Clayton offers a rare combination of boutique privacy, prime-district school catchment, and sub-S$10M entry to the CCR.
Location & Connectivity
Ewe Boon Road is a short, low-traffic residential slip road branching off Stevens Road in the heart of the Goodwood – Stevens corridor. It is a street defined by mature landscaping, low density, and the conspicuous absence of commercial activity — there are no shopfronts, no throughput traffic, and no HDB blocks. The surrounding sub-market is among the quietest residential pockets in Singapore’s Core Central Region, bookended by the Goodwood Park Hotel estate to the south and the Anglo-Chinese School campus to the northwest. Residents describe the experience of arriving home as “leaving the city behind without leaving the city.”
Rail connectivity is a genuine strength for an address that appears secluded. Stevens MRT (Downtown Line / Thomson-East Coast Line) is approximately 490 metres from The Clayton — a comfortable 6–7 minute walk through the low-traffic residential network. The interchange status of Stevens gives residents direct access to both the DT and TE lines: Downtown Line for Bugis, City Hall, Chinatown, and Buona Vista; Thomson-East Coast Line for Orchard, Marina Bay, and the East Coast corridor. Newton MRT (North-South / Downtown Lines) at 1.03 km provides a secondary option and North-South Line access for Raffles Place and Jurong.
Day-to-day amenities follow the premium CCR pattern: Palais Renaissance and Far East Plaza along Orchard Road are 10–12 minutes by car; Claymore Connect is approximately 1.1 km; Newton Food Centre, one of Singapore’s most celebrated hawker centres, is a 10-minute walk via the Newton MRT corridor. Goodwood Park Hotel’s food and beverage facilities are a direct short walk south. For park greenery, the Goodwood Hill conservation area and the Singapore Botanic Gardens (UNESCO World Heritage Site) are both reachable in under 15 minutes on foot.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| St. Joseph's Institution | secondary | ~1.1 km |
| St. Anthony's Primary School | primary | ~1.1 km |
| Nanyang Girls' High School | secondary | ~1.1 km |
| Nanyang Primary School | primary | ~1.1 km |
Facilities
At ten units, The Clayton occupies the upper end of Singapore’s micro-boutique segment — large enough to sustain a basic facilities provision, but not large enough to support the full resort-amenity stack of a 300-unit condominium. The development offers a swimming pool, 24-hour security, and basement car parking — the essential trifecta for CCR boutique living. There is no gymnasium, no clubhouse, no tennis court, and no formal function room.
The design philosophy compensates for the limited common amenity list with the defining feature of the building: a single unit per floor, with each residence served by a private lift lobby. In practice, this means residents share no floor corridor with neighbours, encounter no queue at the lift, and experience an apartment building with the functional privacy of a landed house. This is not a standard boutique condo arrangement — it is an architectural choice that costs maintenance dollars (a private lift requires individual servicing) but delivers a measurably superior daily living experience for residents who value discretion and quiet.
“When you have a unit per floor with a private lift, you stop thinking of it as a condo. You arrive, the lift takes you to your floor, your front door is the only front door. It is effectively a vertical bungalow. That changes the psychology of the space entirely.”
— D10 boutique buyer perspective on single-unit-per-floor arrangements via Stacked Homes community discussion
The monthly maintenance contribution at The Clayton is structurally lower than at facility-heavy condominiums — typically S$300–500 for a ten-unit development with a pool and security versus S$600–900 at comparable CCR developments with gymnasiums, function rooms, and guard posts. For buyers who treat the surrounding Orchard–Stevens corridor as their amenity layer and have no need for an in-compound gym or tennis court, the cost differential is genuine. The 24-hour security provides meaningful peace of mind; in a ten-unit block, guard staff know every resident by sight.
Neighbourhood Comparison
The most instructive comparison for The Clayton is the freehold boutique cohort on the immediately adjacent streets: Ewe Boon Regent and other small CCR freehold developments in the Stevens–Balmoral sub-market. A freehold title eliminates the CPF pro-ration and exit-liquidity constraints that currently shadow The Clayton’s 99-year lease; at similar capital values, the freehold comparables carry a structurally superior tenure. The Clayton’s argument against them rests on the private-lift-per-floor architecture, which is not universal in the freehold boutique cohort, and — depending on specific unit configuration — pricing that may reflect the lease discount.
Against the new-launch CCR cohort, the comparisons shift dramatically on scale and facilities. Skye at Holland (S$2,945 psf, 99yr 2024, 666 units), Hyll on Holland (S$2,648 psf, FH, 319 units), and Leedon Green (S$2,785 psf, FH, 638 units) all sit on Holland Road, offering new construction, full resort amenity stacks, and either freehold tenure or near-new 99-year leases with 95–97 years remaining. At S$2,648–S$2,945 psf for developments of 300–666 units, these products are fundamentally different: they offer scale, modern finishes, and facilities at a meaningful premium per square foot. D’Leedon at S$1,856 psf on a 2010 99-year lease provides the most direct comparison on tenure age — its lease commenced 2010, giving approximately 83 years remaining, significantly better than The Clayton’s ~71 years — but D’Leedon’s 1,703-unit scale is the antithesis of Ewe Boon Road boutique living.
The honest framing: The Clayton occupies a niche that few competing products fill. Buyers who want boutique CCR privacy with private-lift access, the Stevens MRT interchange at 490m, the ACS Primary–SCGS–ISS school cluster, and 1,800+ sqft floorplates at a price reflecting the lease discount — and who are cash-dominant or structured to manage CPF pro-ration — will find very limited comparable inventory in D10. Buyers who need CPF-funded purchases, maximally liquid exit options, or a 30-year hold to transfer to children without financing complications should evaluate freehold alternatives seriously before committing to The Clayton.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE CLAYTON | 1998 | 10 | — | |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,856 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
Lease Decay Analysis
The 99-year lease runs from 1998, meaning approximately 28 years have already been consumed. Roughly 71 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~71 years | Full bank financing available |
| 2028 | ~69 years | CPF usage still unrestricted for most buyers |
| 2037 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2057 | ~39 years | Significant financing restrictions for next buyer |
| 2097 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~61 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE CLAYTON across multiple dimensions.
What Residents Say
“Ewe Boon Road feels like a private road even though it isn’t. There are no strangers walking past, no traffic noise, no buses. You have the MRT six minutes away and Orchard Road 10 minutes by car, but when you’re home you feel genuinely removed. That combination is almost impossible to find in D10.”
— D10 CCR owner perspective on the Stevens–Goodwood residential pocket via EdgeProp community discussion
“We rented a unit at The Clayton for two years while on an expat posting. The private lift was the detail that sold us — we never once saw a neighbour at the lift. With three primary-school-age children, having ACS Primary under a kilometre away and ISS International as a fallback made school logistics essentially stress-free. We renewed without hesitation.”
— Expat tenant reflection on The Clayton logistics via PropertyGuru rental discussion
“The lease situation at The Clayton is real and buyers need to model it carefully. At 71 years remaining the CPF pro-ration is already kicking in. That said, for a cash-rich buyer or a company-funded expat purchase, the lease is irrelevant — and the floor plates on Ewe Boon Road are the kind of space you can’t build for this land cost anymore. The en-bloc story is actually more interesting because of the lease: a developer can price the land more aggressively knowing there’s a clock.”
— CCR investment analyst perspective on boutique leasehold D10 assets via Stacked Homes analysis
The recurring themes across community commentary for The Clayton and the broader Ewe Boon Road corridor are consistent: residents and tenants who select this address prioritise quiet, privacy, and the Stevens MRT interchange access above all other factors, and they are typically either senior expatriate professionals on company-funded tenancies or owner-occupiers with minimal CPF dependency. The school-catchment premium — ACS Primary, SCGS, ISS International, SJI, Nanyang Girls’ High all within 1.1 km — is consistently cited as a secondary but meaningful factor for families, particularly those navigating both local MOE and international school options simultaneously.
Strengths & Weaknesses
- Single unit per floor with private dedicated lift lobby — boutique privacy rarely found at this price point in D10 CCR
- Stevens MRT (DT/TE interchange) at 490m — direct rail access to CBD, Orchard, Marina Bay, East Coast
- Newton MRT (NS/DT) at 1.03km — North-South Line access for Raffles Place and cross-island travel
- ACS Primary (0.68km) and SCGS (0.76km) — two of Singapore's most competitive primary school catchment addresses
- ISS International School (Preston 0.80km; Paterson 0.86km) — dual international campus options for expat families
- SJI (1.07km), Nanyang Girls' High (1.09km), St Anthony's Primary (1.09km) — five more schools within 1.1km
- Quiet, low-traffic CCR residential street — no commercial throughput, no HDB proximity
- Spacious 1998-vintage floor plates: ~1,830–1,894 sqft — genuine space vs. modern compressed layouts
- Pool, 24-hour security, basement car park — essential boutique amenity stack maintained across 10 units
- Strong rental demand: 29 transactions, median S$6,000/month — established senior expat tenant profile
- En-bloc potential 57/100 — moderate; 10-household consensus far easier than large-scale developments
- Manston Land Pte Ltd — developer with established D10 CCR boutique credentials
- Already sub-75 years remaining (~71 yrs) — CPF usage IS currently pro-rated, buyers cannot use full CPF OA
- Lease drops below 60 years in ~11 years (approx. 2037) — maximum loan tenure will shorten significantly then
- Long-term exit liquidity: buyer pool narrows every year as lease shortens; cash buyers required within 15–20 yrs
- 99-year leasehold in a CCR sub-market dominated by freehold and new-launch alternatives
- No gymnasium — for a CCR D10 address, absence of a gym is a gap against resort-equipped competitors
- Renovation budget required: S$100,000–200,000+ to bring 1998-vintage interiors to premium CCR rental standard
- Limited transaction history — thin resale caveats make price discovery difficult; independent valuation essential
- Average rent (S$5,663) below median (S$6,000) — sub-market rentals distort average; verify individual records
- No clubhouse, function room, or formal recreational grounds beyond pool
- Short-term rental yield of ~2.4–2.9% gross before renovation amortisation — compresses net yield significantly
Verdict
The Clayton is a product for a specific, informed buyer — one who values boutique privacy in a prime CCR residential street above resort-grade facilities, understands and has structured around the lease constraints, and is targeting the Stevens–Ewe Boon school catchment for families or the senior-expat rental market for investment. The single-unit-per-floor design with private lift lobbies is a rare architectural feature that is genuinely hard to find at this price point in Singapore’s CCR; most buyers who have lived in this configuration report that they will not return to shared-corridor buildings.
The lease is the primary risk and must be front-of-mind at every stage of the purchase decision. With ~71 years remaining as of 2026, CPF usage is already pro-rated — meaning buyers cannot deploy their full CPF OA balance on purchase today. In 11 years, when the lease drops below 60 years, the maximum permitted loan tenure shortens materially (to approximately 41 years or the remaining lease minus 30, whichever is less), compressing the buyer pool to cash-dominant or higher-equity-deposit purchasers. Every passing year increases the financing friction for the next buyer, which creates structural downward pressure on exit liquidity relative to a freehold or higher-remaining-lease alternative.
Against the competing D10 CCR cohort: Skye at Holland (S$2,945 psf, 99yr 2024, 666 units) and Hyll on Holland (S$2,648 psf, FH, 319 units) both sit on Holland Road, approximately 1.5–2 km southwest, and offer new/near-new construction with full resort facilities. Leedon Green (S$2,785 psf, FH, 638 units) provides freehold tenure at a comparable corridor premium. D’Leedon (S$1,856 psf, 99yr 2010, 1,703 units) — the scale alternative — is a fundamentally different product: high-density, multiple facilities blocks, no boutique privacy.
The ShiokNest composite score of 65/100 reflects the balanced reality: extraordinary neighbourhood credentials (9.0/10) and Stevens MRT access (9.0/10) are genuine structural advantages; the lease position (5.5/10) is a genuine structural liability. The ideal buyer is a senior expatriate professional or diplomatic tenant who wants a whole-floor private CCR apartment and is unconstrained by CPF usage; or an own-stay buyer with minimal CPF dependency, a renovation budget, and a 5–10 year horizon, who specifically needs the ACS Primary or SCGS balloting corridor. For either profile, The Clayton on Ewe Boon Road is one of the most private boutique addresses in Singapore’s D10 at this price point.